The 3 unit after getting all new tenants gets $3350 a month my mortgage is $1250 a month but I pay oil water and sewer for 2 of the units the other I just pay water and sewer.

(These are not metered out so gas/electric and water/sewer is killing the cash flow).  

.$4,200 total income-$500/ property tax-$200/m insurance-$150/m maintenance-$100/m city utilities (water/sewer)-$210/m 5% vacancy (even 5% is overkill)-$2,500/m mortgage ($700k @ 2%)=$540/m cashflow - Even if you wanted to have a property manager at 10% the property would still be cashflow positive.This property only generates 0.47% of the purchase price per month (nowhere near the 1% rule) but still cashflows. 

We have had a crack in the stucco patched up in 2016, then major exterior work done in 2019 to our house (and our whole development due improperly installed windows, no drainage, rotting wood/stucco damage - builder fortunately paid after getting lawyers involved).

WDOs, water tests & sewer inspections not required.Disadvantages:1. 

Get some exact numbers for the well- the number of feet you need to go down, the soil type and quality of water all matter

Also has late water bill and city wants to attach it to my Home thru a lien. ( water bill is aprox. $400)She gave me a verbal notice that she was moving out June 2020.

They did thorough research on the property interests, including contacting the township to inquire about any vacancy fees, unpaid water bills and such.

Well you can test the water by setting your prices higher for anything beyond say 6 weeks.  

When I was younger people always cautioned me against renting apartments where heat or water was split with tenants.